24 March 2015 · Planning Committee
Fields 534051, 534052 & 534053, Ballanard Road, Douglas, Isle Of Man, IM2 5pt
The proposal involved Approval in Principle for eight detached executive homes on a 7.5 hectare site of rough grassland, scrub, hedgerows, and woodland, north-east of Castleward Green off Ballanard Road in Douglas.
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The site is in open countryside zoned as Open Space in Agricultural Use in the Douglas Local Plan, directly contrary to Strategic Policies 1 and 2, Spatial Policy 6 (noted as 5 in some sections but 6 …
Strategic Policy 1
Requires optimising use of previously developed land and locating development to utilise infrastructure. Officer found site in open countryside fails this, not using brownfield or sustainable locations.
Strategic Policy 2 - Priority for new development to identified towns and villages
Directs development to towns/villages or sustainable urban extensions; countryside only in exceptional cases per GP3. Site beyond built-up area, rural character, not sustainable extension.
Strategic Policy 10
Promotes integrated transport minimising car use, highway safety. Site lacks public transport, poor footpaths, encourages car dependency on rural road.
Spatial Policy 5
New development in defined settlements; countryside per GP3. Site outside settlements in countryside.
General Policy 1
Determinations regard Development Plan and material considerations. Officer weighed plan against claimed national need but found plan prevails.
Environment Policy 1
Protects countryside unless overriding national need with no alternative. No such need demonstrated for HNWI homes.
General Policy 3
Restricts countryside development to listed exceptions (e.g. ag housing, PDL, national need). Proposal fits none; HNWI housing not overriding national need.
Housing Policy 2 (Draft Southern Area Plan)
Ensures housing land supply via Area Plans. Site unzoned; should be assessed in Eastern Area Plan.
Housing Policy 3
Spatial distribution of 2500 dwellings in East. Proposal as windfall but officer notes housing occurring in zoned areas.
Housing Policy 5
25% affordable on sites of 8+ houses on zoned land. Applicant offered contribution but site unzoned.
Transport Policy 1
Locate near public transport. Site not served by buses or good footpaths.
Transport Policy 4
Highways to accommodate traffic safely. Highways no objection with visibility condition.
Do not object subject to condition for visibility splays of 2.4m by 35m
No objection to layout, but depends on house style; open space should not be left unattended and wild
Manx Utilities Authority requests contact for electricity supply arrangements; Douglas Corporation initially had no objection but later objected due to lack of residential zoning and need for ecological investigations.
Key concern: site is not zoned for residential development
Manx Utilities Authority
Conditional No ObjectionThere are underground cables/overhead lines present in the area indicated in you planning application.; Contact the Manx Utilities, Planning Department (Tel. 687781), to discuss the electricity supply for this application.; See Note 2
Conditions requested: applicant must contact the Authority; contact the Manx Utilities Planning Department (Tel. 687781), to discuss the electricity supply for this application; Contact the Manx Utilities for Electrical Site Safety 5 documents, (Tel. 687766), before any work is carried out on site; All work to be carried out with reference to Health and Safety Executive Guidance Notes HS(G)47 & GS6
Douglas Corporation Environmental Services Committee
Objectionthe committee agreed to raise an objection on the grounds that the site is not zoned for residential development and that further investigations of the ecology of the site are needed before planning permission should be granted.
Douglas Corporation
No CommentDouglas Corporation have no objection to the proposals listed below, EXCEPT Planning Applications 15/00095/A and 15/00118/GB in association with 15/00119/CON which have been deferred to the Environmental services Committee.
